1) When I go with Ferris Financial Group, Inc. for my new manufactured home, what services are provided?

Ferris Homes, a Division of Ferris Financial Group, Inc. makes it easy for you to buy a new manufactured home from us in Northern California with services such as the following:

2) What is a manufactured home or factory-built home?

Manufactured homes are built entirely in the factory under the federal building code administered by the U.S. Department of Housing and Urban Development (HUD). The Federal Manufactured Home Construction and Safety Standards (commonly known as the HUD Code) went into effect June 15, 1976. Manufactured homes may be single or multi-section and are transported to the site and installed

The federal standards regulate manufactured housing design and construction, strength and durability, transportability, fire resistance, energy efficiency and quality. The HUD Code also sets performance standards for the heating, plumbing, air conditioning, thermal and electrical systems. It is the only federally-regulated national building code. On-site additions, such as garages, decks and porches, often add to the attractiveness of manufactured homes and must be built to local, state or regional building codes.

It may be hard to imagine building a new home in a factory, but compared to building on site, there are some big advantages:

  • Controlled environment - framing and sheathing of manufactured homes built in a factory aren't exposed to the elements before they are closed in.  Waste is a all but eliminated by designing and pre-cutting materials to exacting specifications.  
  • Time - Electrical, plumbing and every other construction process is done at the factory, eliminating the scheduling hassles that slow down site-built construction. And we're not subject to the same weather delays you experience when everything happens on site.  Experts wager that cycle time can be shortened by as much as 30%, as the site preparation can be executed at the same time the manufactured house is being built.
  • Cost - There is very little waste building a factory-crafted home - and, because our factories buy construction materials in large quantities, they can offer lower prices.
  • Quality - Every Ferris home meets or exceeds the code requirements of the U.S. Department of Housing and Urban Development and is scrutinized by countless inspections. Modular structures are often sturdier than their stick-built counterparts because they must be engineered to withstand transport.

  • Normally the manufactured homes are in planned developments where home buyers will own the manufactured home as personal property and lease a home site (space) from a community owner. The community owner would be responsible for maintaining the community common areas, amenities and services.

  • You will find that quality, durability and high value are the hallmarks of today's precision-built manufactured home. If you would like more information, please fill out our request for information.

3) I currently own an older mobile home in Northern California and would be interested in a new Ferris manufactured home. What steps do I take to make this transition?

At Ferris Financial Group, Inc., we offer a trade-in of your old mobile home when you want to stay in your same space. Check out our trade-in policy or contact us for more information.

4) Where can I find financing to purchase my new manufactured home?

Ferris Financial Group, Inc. is NOT a lender, however we do have access to many lenders and mortgage companies throughout California that you can contact.  We make it easy to customize your new manufactured home with the features of your choice which can be wrapped into your mortgage payment in most instances.  When you decide to purchase your new manufactured home using financing, you will submit a mortgage application to your chosen lender.

5) What questions and steps should I ask when considering a new manufactured home that best fits my needs?

What are your family’s needs? 
How many bedrooms/bathrooms do you need? 
Will you need space to grow? 
Where’s the perfect place for your prefab home?
Do you own or are you intending to buy land
Will your factory built home be placed on a land leased home site
Choose Ferris Financial Group, Inc. 
Our extremely knowledgeable New Manufactured Home Sales Specialists are there to guide you through every step of the manufactured home-buying process. 
Choose from hundreds of manufactured home floor plans
View the regionally designed floor plans on this web site or work with our New Manufactured Home Specialist to decide which model and floor plan is best for you. We only have very few floor plans on our website, but have hundreds to choose from once we know your needs.
Choose your favorite options. 
Customize your manufactured home with décor packages, upgrade your appliances, select your floor coverings...the list goes on. 
What is the best way to pay for your new manufactured home
Cash or we can give you a list of lenders that are designed to meet your financing needs. 
Your new manufactured home is on its way!  Our manufactured homes are delivered directly from one of our preferred manufacturing centers to the site you have selected for your new factory built home
It’s here, now it’s time to be installed
The Ferris homes are built in one or more sections. After being transported, they are installed; the utilities are connected, stairs built, decks added, carports attached, skirting installed and you move in! 
All that’s left is your approval! Make sure everything is as you expected. If not, don’t hesitate to contact Ferris Financial Group, Inc. Consultant so that issues may be quickly addressed.

6) How does the process of buying a new manufactured home work?

Ferris Financial Group, Inc. can help you every step of the way such as a site survey if you have an existing lot you wish to build on,  finding a space in a local park community, designing your factory built home around your needs and project management. Clients typically move into their new manufactured home in just a few months after the confirmation of the order for their new manufactured home. Contact Ferris Financial Group, Inc. for more information.

7) Where can I place a manufactured home?

Ferris Homes specializes in building our new manufactured homes in either senior or all age parks or vacant lots throughout Northern California.  Ferris Financial Group, Inc. can either assist you in locating a land-leased space or we may also have current spaces in our inventory that you can choose from for your new manufactured home. Our homes can also be installed on vacant lots or as a secondary dwelling that you own or looking to buy.  Ask our Consultants. 

8) Can you sell me a park space?

Ferris Financial Group, Inc. is not a park owner. We are a dealer that sells, designs and installs manufactured homes. Most of the time we have new manufactured homes in park communities that are currently for sale, or we can also help locate a space for you in the geographic area you desire.. Prices of park spaces and new manufactured homes vary by location. Ask one of our Consultants for more information.

9) What are the benefits of living in a mobile or manufactured park community?

In the park communities in which we build in Northern California, you will find a strong sense of community, a secure environment, affordable living and in most parks there are many activities including holiday parties for the residents. Other amenities in the park communities can include play grounds, pools, spas, saunas, club houses, bocce courts, dog parks, classes, etc. We normally build in well planned and maintained parks that are closely located to shopping, churches, medical facilities, dining and other services. You will also have minimal yard maintenance.

10) What model of manufactured home is most popular?

Popularity of a manufactured home really varies with the city or region where you will locate your new pre-fab home. Because we have many floor plans, we will be able to design the factory built home that fits your needs. Most of the manufactured homes we build tend to be three bedrooms and two bathrooms, with a walk in closet in the master bedroom, outside deck/porch, a carport or garage, optional storage shed and energy efficiency these days is always popular.  

Most of the manufactured homes are Energy Star rated.  Energy Star is a joint program of the U.S. Environmental Protection Agency (EPA) and the Department of Energy (DOE) designed to help us conserve by using energy efficient products.  You are probably familiar with the Energy Star logo from seeing it on appliances, heating and cooling units, water heaters, home electronics and even light bulbs.  By meeting the strict EPA standards, even an entire manufactured home can earn an Energy Star rating such as the manufactured home factories we partner with at Ferris Homes.

11) Why would I want to buy a manufactured home?

It’s normally less expensive, an affordable home, an environmentally conscious decision to not waste building materials vs. a site-built home, and in most cases a factory built home has a shorter turnaround time to be completed. There are always variables in the price of the manufactured home. As you can see, there are many floor plans, features, options, upgrades available to you that prevent a simple answer. It also depends on the region of the country. 

Construction costs per square foot for a new manufactured home averages anywhere from 10 to 35 percent less than a comparable site-built home, excluding the cost of the land.  Today, Ferris Homes carries many Energy Star rated homes (see question 11 for more information on Energy Star rating).  For more information on the benefits of a manufactured home, see Question 2 regarding:  What is a manufactured home or factory-crafted home?

12) Are there benefits to building my home in a factory?

Yes, there are major benefits. All aspects of construction are continually inspected by not one, but several inspectors. Delays that can interfere with construction due to weather conditions are minimized. Inventory for building your new manufactured home is better controlled and materials are protected from theft and weather related damage. Cost of interim construction financing is significantly reduced or eliminated. All aspects of the construction process are controlled. Appliances, interior features and construction materials can be purchased in volume for additional savings. All technicians, craftsmen and assemblers are on the same team and professionally supervised.  For more information on the benefits of a manufactured home, see Question 2 regarding:  What is a manufactured home or factory-crafted home?

13) What amenities can I expect in my new manufactured home?

Today’s new manufactured homes come with a wide variety of “standard” features that you would find in a site-built home. You can select from several floor plans that range from our basic models to more sophisticated or elaborate designs that include living and dining rooms with vaulted or recessed ceilings, ceiling fans, arched walkways, fully-equipped modern kitchens, comfortable bedrooms with walk-in closets, bathrooms with recessed bathtubs and whirlpools, granite counters, slate floors, Energy Star appliances, fireplaces, crown molding to mention a few.  You may also select from a variety of exterior design features such as a bay or eyebrow window, a gable front, territorial stucco finish, and designer upgrade shingles, etc.  Modern computer-assisted design is offered by us so you have the flexibility of selecting variations to the floor plans and decors, exterior siding materials, color and thickness of carpeting, kitchen appliance upgrades (Energy Star rated appliances) as well.

14) Can a manufactured home be built as a secondary dwelling (guest house/backyard cottage) on my property where I already have an existing home?

This depends on the city or state building codes in your area. We would need to check with these departments to make sure you can do so. There are certain square footage maximums for the cottage, clearances from the property line and existing house, lot size requirements and building permits required to build a secondary dwelling. Many families have built a secondary dwelling on their property to house parents or other family members, for rental units, studios, offices, casitas and more.

15) What is the down payment requirement?

Depending on the lender you choose, down payments start with 5% down upwards to 25% normally, depending on your credit qualifications and the year of the manufactured home.

16) Can I have my loan payment automatically deducted from my checking account?

Check with the lender you choose.  Normally they can set up an automatic monthly payment for you.

17) Do you charge a pre-payment penalty on your loans?

Most conventional lenders do not provide for a prepayment penalty. Check with the lenders you are considering to see if their loan contain a prepayment penalty or not.

18) Are manufactured homes energy efficient?

When you purchase a manufactured home constructed after October 25, 1994, you can be assured that your new manufactured home has been designed with a standard energy efficiency package that's the most cost-effective in the housing industry. New HUD Code energy standards require that your new factory built home be engineered to contain the right energy efficient equipment and insulation package for your specific climate zone. Today's manufactured home offers lower monthly energy bills for exceptional economy and comfortable living. Energy Star rated appliances also keep your utility bills lower. Today, our Ferris homes can carry the Energy Star rating (see question 11 for more information on Energy Star rating) if you choose to do so.

19) Do manufactured homes hold their value?

Manufactured homes are constructed with similar materials as site-built homes, giving the homes identical durability standards. The fundamental factors that cause appreciation are quality, amenities, location, demand, size and appearance. With favorable marks in each of these areas, manufactured homes will respond to the forces that establish value, to the same degree as other housing in the surrounding neighborhood.  Basically it's the land you own that normally appreciates, not the house itself.

20) Will my new manufactured home come with a warranty?

All new manufactured homes normally come with a one-year written warranty, which states specific obligations of the manufacturer and Ferris Homes.  Each factory has different warranties.

21)  How Are Manufactured Homes Taxed?

Are mobile homes the same as manufactured homes?  For tax purposes they are.  In almost all states, manufactured homes are initially considered personal property, however, they are generally classified as real property for property tax purposes. Defined as real property when it substantially lost its identity as a mobile unit.

Prior to July 1, 1980 most mobile homes were taxed like vehicles by the state with a vehicle license fee (VLF) in lieu of local property taxes. Homes remain on VLF unless the owner voluntarily switches the home to the local property tax system.
Manufactured homes sold on or after July 1, 1980 are automatically subject to local property tax. The general property tax rate throughout California is limited to 1 percent of a property's assessed value.

However, depending upon where your manufactured home is located, there may be other taxes or fees necessary to pay off any voter-approved general obligation bonds or other indebtedness which could result in a slightly higher overall property tax rate. You should contact your county auditor-controller's office to determine if any of these other taxes may apply to your manufactured home

A good rule of thumb for California home buyers who are trying to estimate what their property taxes will be is purchase price x 1.25%. This incorporates the base rate of 1% and additional local taxes, which are usually about 0.25%.

22) Why should I buy a new manufactured home vs. an older Pre-HUD mobile home (homes built prior to June 10, 1976)?

Questions To Ask Yourself And Things To Consider:

1) Why would you spend approximately $80,000 for a used mobile home that originally cost $12,000 to $14,000 in 1972?

2)  Beware when buying a pre-HUD mobile home in California. Park owners have a legal right to make you remove that pre-HUD mobile home from their park, instead of allowing you to list it for sale. If you purchase a pre-HUD mobile home now, ten years from now that pre-HUD mobile home would be over 50 years old. What do you think the possibilities are of selling your pre-HUD mobile home if it’s that old?

3)  Take the time to research your investment. Contact your local City and County Building Departments as well as HCD and ask them about policies regarding removing and reinstalling a 1974 pre-HUD mobile home.

4)  Check out the electrical wiring in pre-HUD mobile homes from 1959 to 1976. In most cases the manufacturer used aluminum wire that has become the number one cause of mobile home fires. Other significant causes of fires in pre-1976 mobile homes are heating and cooking equipment. Today’s manufactured home has electrical systems according to National Code, including copper wiring, common residential components, and other outlets placed per code.

5)  Smoke alarms in older pre-HUD mobile homes were dangerous due to not being hard wired. They are battery operated only. New manufactured homes are per today’s code.

6)  Since interior walls in pre-HUD mobile homes do not have wall linings, walls have a tendency to catch fire promoting a more rapid flame. The average pre-HUD home burns down in less than five minutes. New manufactured homes have ½” drywall on interior walls, adding fire safety and lifelong maintainability.

7)  Utility bills including gas and electric tend to be triple the cost of energy in a pre-HUD mobile home verses a new manufactured home. This is due to little to no insulation in the roof, walls & floors.  Most older mobile homes have walls that are only 2" thick.

8)  Wood paneled interior walls in pre-HUD mobile homes can be a fire hazard and is one of the causes for rapid burning fires in mobile homes. Again, new manufactured homes have standard high strength ½” drywall.

9)  Wall construction in pre-HUD mobile homes is 2” x 2” stud walls. New manufactured homes are 2” x 4” interior walls and 2” x 4” or 2” x 6” stud construction on the outside walls. This construction is stronger and allows more room for insulation.

10)  Tin roofing in pre-HUD mobile homes requires costly sealing for air and water leaks. Normally this repair is done every other year, and at times may still leak causing water damage to the ceilings, walls and carpets. If not taken care of immediately, this could cause mold. New manufactured homes are built with composition roofs, meeting today’s standards and materials.

11)  Single pane windows are installed in pre-HUD mobile homes. They are not as energy efficient as the dual pane, low-E windows in new manufactured homes or do not have the  vinyl coated low-maintenance framing.

12)  Tin exterior siding on pre-HUD mobile homes does not compare to the new manufactured homes no-maintenance long-lasting fiber cement  or Smartside exterior siding.

13)  Older water pipes need to be replaced on pre-HUD mobile homes. Our new manufactured homes have the non-corrosive CPVC plumbing of today’s standards and materials.

14)  Drainpipes have caused problems in pre-HUD mobile homes and normally need to be replaced. This is due to inferior plastic materials available when the pre-HUD mobile homes were constructed. New manufactured homes have more longevity, especially with the new materials being used today.

15)  Mobile homes built prior to 1990 were set on “as is” bare ground without being graded or rocked to allow water to drain away from the mobile home. Because of this, the water could collect under the mobile home attracting termites, animals  and mold. Today all spaces are required by the State of California to be graded, rocked and rolled with a road base material, and then contoured to allow water to pass through it and not stand under the manufactured home.

16)  Insurance costs for pre-HUD mobile homes are much higher than a new manufactured home. It can be difficult to find an insurance company to underwrite the policy for an older mobile pre-HUD home versus new manufactured homes.

17)  Financing of a pre-HUD mobile home will be difficult to find. Normally a buyer will have to obtain a seller carry back loan. Expect interest rates of 14% or higher. New manufactured home interest rates can be as low as 7.55% with Cal/Vet.  Due to this interest rate constantly changing, talk to your lender regarding how often rates change.

18)  Pre-Hud mobile homes were initially built to last 10 years or so. It’s now been 40 plus years. Do you think it’s time to replace them? Pre-HUD mobile homes were originally built as temporary housing. This created the migration path to the manufactured homes of today, which is, NOT built as temporary housing. The new manufactured homes have all the insulation, efficiencies and amenities offered in new homes of today.


Ferris Homes
Ferris Homes
Manufactured Home Dealer
P.O. Box 794 San Ramon CA 94583